Scugog eyes the future as it considers denying development

Staff hopes for high-density project at Reach, Simcoe intersection

PP_puckrin_corn.jpg

Celia Klemenz/Metroland file photo

PORT PERRY -- Brad Puckrin was dwarfed by a mountain of ears of corn, freshly-picked and for sale at his stand at Flieler's Ultramar on Simcoe Street on August 4. A long-time fixture, Mr. Puckrin offers locally grown beans, garlic, onions, cucumbers, squash, tomatoes and potatoes as well as the corn until Thanksgiving. August 4, 2012

Scugog eyes the future as it considers denying development

Celia Klemenz / Metroland

PORT PERRY -- Scugog councillors are considering a development proposal from Brad Puckrin and Heather Prokopich for the Reach and Simcoe streets intersection. December 5, 2012

SCUGOG -- Scugog is considering denying a development application for one of Port Perry's busiest intersections in hopes that a bigger project comes along.

Councillors decided on Nov. 26 to table a decision on the proposal put forward by Brad Puckrin and Heather Prokopich which would see a new residential development created at the northwest corner of the Simcoe and Reach streets intersection.

Under that plan, a large parcel of land with one existing home would be rezoned to allow for three additional new homes. Road entrances for the existing house and two new homes would be off of Simcoe; the fourth house would be accessed through Reach.

In his report to council, however, Don Gordon noted the proposal is considered to be "in general conformity" with Scugog's official plan, as it would be a form of intensification, but he questioned whether this would be an appropriate site for such a development.

"It does comply with (Scugog's official plan), but it's whether or not it's an optimal form of development at this intersection," Mr. Gordon, Scugog's director of community services, told councillors. "In my view, it's not ... (but) it's perfectly suited for higher-density development with the other properties nearby."

He suggested that there are five properties at that intersection (one fronting onto Simcoe, three onto Reach and one that has access to both main roads) that could be assembled together sometime in the future to create a high-density development such as a condominium or street townhouses.

Mr. Gordon acknowledged that some of those homes are new, but stressed a development opportunity could exist in the future.

If council were to approve the current development application, wrote Mr. Gordon, "staff consider this to be a lost opportunity and less than optimal planning in general."

He also told councillors that a Port Perry Urban Area Secondary Plan exercise would need to be carried out before those properties could be designated for higher-density development.

That study would help allocate the new sewage capacity being created by the expansion of the Port Perry water pollution control plant.

If the estimated cost of $25,000 could be worked into the 2013 budget, Mr. Gordon said he would expect the study to be completed by the third quarter of next year.

Some councillors, however, had reservations about denying the existing development application.

"This project has been going on for some time," said Regional Councillor Bobbie Drew. " It appears that we're going to put a halt to it and I'm struggling with this."

In response, Mr. Gordon stressed that he had mentioned the idea of a higher-density development with the applicants during meetings.

"But the notion of a secondary plan exercise did, quite frankly, come later," said the director.

He also acknowledged that assembling other properties together to create room for condos or townhouses wouldn't be easy, but added "that this owner cannot do it is not a matter for council."

Mr. Gordon recommended to council that the existing application be deferred to allow the secondary study to be carried out. If the study confirmed the area would not be suitable for a high-density development, he noted the Puckrin-Prokopich proposal could be revisited.

However, councillors agreed to table the recommendation and have staff meet again with the developers and their representatives.

Chris Hall is a reporter covering Scugog Township for Metroland Media Group’s Durham Region Division. He can be reached at
CHall@durhamregion.com
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